Evans Head
Investment Score
74
/100
AI Intelligence Summary
Evans Head is a small coastal town in NSW's Richmond Valley, offering a relaxed beachside lifestyle approximately 35km from the Pacific Highway. With a population of around 3,000 permanent residents that swells during holiday periods, the town attracts retirees, sea-changers, and families seeking an affordable coastal alternative. The property market is driven by strong demand for coastal living, with limited land supply supporting steady growth. The community revolves around fishing, boating, and beach activities, with Evans Head Public School serving local families while secondary students travel to nearby towns. Infrastructure is basic but adequate, with NBN coverage and recreational aviation facilities, though public transport is limited. The town offers excellent beaches, fishing opportunities, and community facilities like the RSL and Bowling Club. Investment prospects are solid for coastal NSW, supported by ongoing demand from Brisbane and Sydney buyers seeking lifestyle properties. The annual Fishing Classic and strong recreational boating community highlight the town's maritime character. While employment opportunities are limited locally, the affordable property prices and coastal lifestyle continue to attract new residents and investors.
Strengths
- •Beautiful coastal location with excellent beaches and fishing
- •Affordable property prices compared to other NSW coastal towns
- •Strong community spirit with active RSL and recreational clubs
- •Limited land supply supporting property value stability
Opportunities
- •Growing sea-change trend from Brisbane and Sydney
- •Tourism development potential around fishing and boating
- •NBN infrastructure supporting remote work opportunities
- •Potential for boutique accommodation and hospitality
Considerations
- •Limited employment opportunities requiring commuting
- •No public transport connections to major centres
- •Secondary school students must travel to other towns
- •Variable mobile phone coverage in some areas
A decision, not just a search · Evans Head
Does a promising suburb make this the right property decision?
No. Suburb data can help you shortlist, but it cannot establish the value, condition or suitability of a particular property. Compare buying, retaining your current property and waiting against your household cash flow, finance conditions and intended holding period.
Questions that could change the answer
- What would make this location unsuitable even if its median price rises?
- Could you meet the costs if income falls, the property is vacant or repairs are needed?
- Are you comparing a specific property with genuinely comparable sales—or only an area average?
Evidence to obtain—not yet verified here
- Comparable property evidence with transaction dates and relevant differences.
- Current loan terms, household commitments and a realistic cash-flow buffer.
- Property inspections, contract advice and ownership/tax advice where relevant.
Other options: Shortlist another property, retain what you own, reduce the budget or delay. Growth expectations alone are not a reason to proceed.
Next action: Ask a Property Advisor to connect the property evidence with your priorities, and identify the finance, tax or legal professional required for unresolved questions.
When to revisit: Revisit if the price, lending terms, inspection findings or household circumstances change.
General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.
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Property Market
$485K
+11.2% 1yr
$320K
+9.8% 1yr
$390/wk
$315/wk
38
3.2%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +11.2% | +28.5% | +42.8% |
| Unit | +9.8% | +24.2% | +38.5% |
Rental Yields
House Yield
4.2%
Unit Yield
5.1%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Evans Head at median house price
Stamp Duty Estimate
Save $16,355
+8% surcharge
Negative Gearing Position
Wage offset available until 1 July 2027
An established purchase today falls under the 2026 reforms. From 1 July 2027, losses on established residential property can only offset residential rental income or residential capital gains — not your salary.
$390/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$200/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $4,356
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
Based on 8.6% p.a. growth (from 5-year trend), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$16,355
After-tax yield
2.56%
Weekly holding cost
$200/wk
10yr CGT (est.)
$178,532
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Local Knowledge Group of Companies provides integrated advisory through Local Knowledge (CPA), Local Knowledge Finance (Mortgage Brokerage), and Local Knowledge Property (Licensed Agency).
Demographics
3,000
52
$48K
per annum
58.0%
28.0%
18.0%
6.2%
15.0%
Dwelling Mix
Lifestyle & Community
8
6
720.0 km
Nearest Station: Casino Railway Station
Relaxed coastal living with excellent fishing, boating, beach access, and community events including the popular annual Fishing Classic.
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Data sourced from multiple sources. Last updated 11 April 2026.